GLA with attached Guest House

[CANative]

"It" cannot be both GLA AND ADU. Pick one.

 

[Tru Red]

I find it odd that two of the appraisers.....on this thread alone appear to have it wrong. A room addition.........could be the ADU the thread creator is describing (attached guest home). A room addition could be a game room. A room addition could be an office/den. A room addition could be an additional bedroom. A room addition could be almost anything as long as it has interior access, the same/similar HVAC and is built in a manner that is consistent with the quality throughout the home. A local builder has a floor plan that includes a 4th bedroom/bathroom and kitchenette. It's called their In-Law set-up. Calling it an "attached guest home" or ADU probably isn't the best description.

 

[Tru Red]

Attached "ADU". Clearly any appraiser "should" include it in the GLA. In this example the builder also includes it in the GLA as does the county assessor.

Some of the comments on this thread are telling me some of you don't?

 

[Tim Hicks (Texas)]

Attached "ADU". Clearly any appraiser "should" include it in the GLA. In this example the builder also includes it in the GLA as does the county assessor.

Some of the comments on this thread are telling me some of you don't?

In this case, there should be other properties like this for comparison. However, I would probably separate the two and adjust the what the market reaction shows. Once again, could this be considered a two family property? The builder will include it as GLA because their cost is the same. The tax assessor will tax it for the highest taxable value and their they are not subject to Fannie Mae, VA or HUD guidelines or care.

 

[CANative]

I find it odd that two of the appraisers.....on this thread alone appear to have it wrong. A room addition.........could be the ADU the thread creator is describing (attached guest home). A room addition could be a game room. A room addition could be an office/den. A room addition could be an additional bedroom. A room addition could be almost anything as long as it has interior access, the same/similar HVAC and is built in a manner that is consistent with the quality throughout the home. A local builder has a floor plan that includes a 4th bedroom/bathroom and kitchenette. It's called their In-Law set-up. Calling it an "attached guest home" or ADU probably isn't the best description.

There are two similar threads running right now. Maybe I posted to the wrong thread.

 

[Tru Red]

In this case, there should be other properties like this for comparison. However, I would probably separate the two and adjust the what the market reaction shows. Once again, could this be considered a two family property? The builder will include it as GLA because their cost is the same. The tax assessor will tax it for the highest taxable value and their they are not subject to Fannie Mae, VA or HUD guidelines or care.

These are single family homes constructed by Lennar. They call them "Next Gen Suites". And yes, there are literally thousands of similar homes. The market adds the GLA for a single total, as does the builder and the assessor. I presented it as an example of an attached ADU. I'm not saying this is what the author has.....it's just an example of an attached ADU where the GLA is included and not a separate line item.

 

[CANative]

Scott, I guess I didn't see the floorplan diagram when I posted.

Looks like an "in-law" or "guest" suite with full interior access and good flow. I wouldn't hesitate to consider it part of the GLA rather than an ADU.

 

[Tim Hicks (Texas)]

These are single family homes constructed by Lennar. They call them "Next Gen Suites". And yes, there are literally thousands of similar homes. The market adds the GLA for a single total, as does the builder and the assessor. I presented it as an example of an attached ADU. I'm not saying this is what the author has.....it's just an example of an attached ADU where the GLA is included and not a separate line item.

What about casitas?

 

[Tru Red]

What about casitas?

Effectively the same thing, different word. Hear it used all the time around here.

 

[Tim Hicks (Texas)]

Casitas are typically detached or not directly attached to the main living area around here, but the builders still count them in GLA, the tax office still taxes them as living area, but you have to go outside to enter the main home. It is just better to separate these type items and just adjust the proper market reaction.